Blk 28 New Upp Changi Rd
Completed 1976 · 14 storeys · 231 flats · 50 years 01 month remaining · 54 resale transactions on record · adjoined flats on the record · median household income in Bedok: $9,500/mo
14 storeys · completed 1976
What the record shows
A 3-room here sold for $390,000 in May 2026. The same flat type in this block averaged $310,852 in 2020 - a gain of $79,148 - about $36 a day while the owner slept.
In this block, 3-room flats from floor 10 up have sold for a median of $379,944 - $56 less than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2016 - the line where CPF usage rules tighten for buyers. In Bedok over the last two years, flats below that line sold at a median 22% below their younger neighbours' PSF (1,756 sales).
Across Bedok, roughly 940 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bedok median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $1,900–$3,100 | $2,800/mo | - | 5 |
| 5-ROOM | $3,800/mo | $3,800–$3,800 | $3,650/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bedok · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 27 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | 07 to 09 | 65 | $390,000 | $557 | 50y 01m |
| Sept 2025 | 3 ROOM | 13 to 15 | 65 | $435,000 | $622 | 50y 09m |
| Mar 2025 | 3 ROOM | 10 to 12 | 65 | $438,000 | $626 | 51y 03m |
| Feb 2025 | 3 ROOM | 13 to 15 | 65 | $440,000 | $629 | 51y 04m |
| Jan 2025 | 3 ROOM | 10 to 12 | 65 | $418,000 | $597 | 51y 06m |
| Nov 2024 | 3 ROOM | 01 to 03 | 65 | $380,000 | $543 | 51y 08m |
| Sept 2024 | 3 ROOM | 04 to 06 | 65 | $385,000 | $550 | 51y 09m |
| Sept 2024 | 3 ROOM | 04 to 06 | 65 | $405,000 | $579 | 51y 09m |
| Jun 2024 | 3 ROOM | 13 to 15 | 65 | $421,000 | $602 | 52y |
| Sept 2023 | 3 ROOM | 04 to 06 | 65 | $390,000 | $557 | 52y 08m |
| Jun 2023 | 3 ROOM | 04 to 06 | 65 | $395,000 | $565 | 53y |
| May 2023 | 3 ROOM | 07 to 09 | 65 | $355,888 | $509 | 53y 01m |
| May 2023 | 3 ROOM | 04 to 06 | 65 | $348,000 | $497 | 53y |
| Jan 2023 | 3 ROOM | 04 to 06 | 65 | $325,000 | $465 | 53y 04m |
| Jan 2023 | 3 ROOM | 01 to 03 | 65 | $300,000 | $429 | 53y 05m |
| Nov 2022 | 3 ROOM | 10 to 12 | 76 | $420,000 | $513 | 53y 06m |
| Sept 2022 | 3 ROOM | 13 to 15 | 65 | $341,888 | $489 | 53y 08m |
| Apr 2022 | 3 ROOM | 07 to 09 | 65 | $346,888 | $496 | 54y 02m |
| Mar 2022 | 3 ROOM | 07 to 09 | 65 | $335,000 | $479 | 54y 03m |
| Dec 2021 | 3 ROOM | 07 to 09 | 65 | $338,000 | $483 | 54y 06m |
| Dec 2021 | 3 ROOM | 07 to 09 | 65 | $328,000 | $469 | 54y 06m |
| Oct 2021 | 3 ROOM | 04 to 06 | 65 | $315,000 | $450 | 54y 08m |
| Oct 2021 | 3 ROOM | 10 to 12 | 65 | $318,000 | $455 | 54y 07m |
| Sept 2021 | 3 ROOM | 10 to 12 | 65 | $290,000 | $414 | 54y 09m |
| Aug 2021 | 3 ROOM | 10 to 12 | 65 | $320,000 | $457 | 54y 10m |
| Aug 2021 | 3 ROOM | 10 to 12 | 65 | $323,000 | $462 | 54y 09m |
| Aug 2021 | 3 ROOM | 10 to 12 | 65 | $330,000 | $472 | 54y 09m |
| May 2021 | 3 ROOM | 13 to 15 | 65 | $300,000 | $429 | 55y 01m |
| Apr 2021 | 3 ROOM | 01 to 03 | 65 | $288,888 | $413 | 55y 01m |
| Aug 2020 | 3 ROOM | 07 to 09 | 65 | $285,000 | $407 | 55y 09m |
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
3-room median $13k above this block · 12 vs 8 sales
built 1977 · same generation
built 1975 · same generation
built 1977 · same generation
3-room median $18k below this block · 10 vs 8 sales
built 1975 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.